Commercial Roof Recover vs Tear-Off: How to Decide
- Jamie Aylwin
- Aug 13
- 2 min read
Updated: Sep 18
If your roof is at the end of its life, you have two main paths. Recover the existing membrane with a new system, or tear everything off down to the deck and start fresh. The right choice protects your building, your warranty, and your budget. Let us help you decide if you should recover or tear off my commercial roof?.
Understand the Code Limit
Most jurisdictions follow the International Building Code rule that limits the number of existing roof layers. If your building already has one roof in place and it is dry and secure, a commercial roof recovery may be considered. If there are two layers, a tear-off is typically required. Your local code official and your contractor will confirm.
Start With a Moisture Scan
A non-destructive infrared scan tells you whether water has found its way into the insulation. Dry insulation supports choosing roof recovery over replacement. Wet insulation points to a tear-off. Trapped moisture adds weight, lowers R-value, and can corrode fasteners and decks. It also voids many warranties. Ask for the scan report in your project file.
Evaluate the Deck
Steel, concrete, and wood decks each age differently. Fastener pull-out tests and a close look at corrosion around seams and penetrations reveal if the deck will hold new loads. If the deck is compromised, plan on replacement at those locations and lean toward a tear-off.
Consider Project Goals
Speed and disruption. Recovers usually move faster, with fewer dumpsters and less interior exposure.
Budget. Recovers often reduce labor and disposal costs, although you still want to replace wet areas.
Long-term value. A tear-off resets the system, improves insulation, and can simplify future service.
Choose the Right System
For large flat or low-slope roofs, single-ply membranes dominate.
PVC. Excellent chemical resistance near kitchens and labs. Installation methods include fully adhered, mechanically fastened, and ballasted. Your wind zone, deck, and traffic patterns guide the choice.
Warranty and Documentation
Ask for a written warranty that spells out coverage, maintenance requirements, and who handles leak investigations. Keep a project folder with the proposal, moisture scan, photos, cut sheets, and final closeout. TheRoofers.com coordinates drone photos, a punch-list, and a clean handoff to your maintenance plan.
The Bottom Line
If your roof is dry, secure, and within code, a commercial roof recovery may deliver strong value with less disruption. If you have trapped moisture, multiple layers, or deck issues, a tear-off protects the building and the warranty. A 30-minute call and a site visit are usually enough to confirm the right path.
Ready for a second opinion on roof recovery versus tear-off? Schedule a site visit and get a documented recommendation.
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